Table 6.1: Recommended Street Tree Species

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1 Community Design 6-15 Table 6.1: Recommended Street Tree Species Street / Plaza Tree Common Name Mature Size (H. x W.) Preferred Spacing Description Neighborhood Street Schinus Molle California Pepper 35 x Evergreen; narrow willow-like leaf Rhus lancea African Sumac 30 x Evergreen; narrow willow-like leaf Local Street Arbutus Marina NCN 35 x Broad leaf evergreen; small white-pink flowers; distinctive fruit Platanus racemosa California Sycamore 50 x Deciduous; ornamental bark Schinus Molle California Pepper 35 x Evergreen; narrow willow-like leaf Connector Street Platanus racemosa California Sycamore 50 x Deciduous; ornamental bark Populus fremontii Western Cottonwood 50 x Deciduous; fall color Quercus agrifolia Coast Live Oak 50 x Broad leaf evergreen; dense shade Main Street Arbutus Marina NCN 35 x Broad leaf evergreen; small white-pink flowers; distinctive fruit Jacaranda mimosifolia Jacaranda 35 x Feathery foliage; briefly deciduous; showy purple flowers Magnolia grandiflora Southern Magnolia 35 x Broad leaf evergreen; showy white flowers Creekside Drive Platanus racemosa California Sycamore 50 x Deciduous; ornamental bark Discovery Street Platanus racemosa California Sycamore 50 x Deciduous; ornamental bark San Marcos Boulevard Tipuana tipu Tipu Tree 40 x Broad canopy tree; briefly deciduous; showy yellow flowers Ulmus parvifolia Evergreen Elm 50 x Broad canopy tree; briefly deciduous; distinctive bark Paseos Arbutus unedo Strawberry Tree 25 x Broad leaf evergreen; small white flowers; distinctive fruit Cercis candensis Forest Pansy Eastern Redbud 25 x Deciduous; showy pink flowers; bronze leaves Lagerstroemia indica Natchez White Crape Myrtle 25 x Deciduous; fall color; distinctive bark and branching structure Jacaranda mimosifolia Jacaranda 35 x Broad leaf evergreen; showy white flowers Connector Street at San Marcos Blvd. & Creekside Dr. Platanus racemosa California Sycamore 50 x Deciduous; ornamental bark Populus fremontii Western Cottonwood 50 x Deciduous; fall color Quercus agrifolia Coast Live Oak 50 x Broad leaf evergreen; dense shade Local Street Plaza: B/t McMahr Rd. and Via Vera Cruz Schinus Molle California Pepper 35 x Evergreen; narrow willow-like leaf Local Street Plaza: B/t Via Vera Cruz and Bent Ave. Quercus agrifolia Coast Live Oak 50 x Broad leaf evergreen; dense shade

2 6-16 Community Design Public art should be engaging, either through physical movement or public interaction. Street trees should be selected that have a high enough branching pattern and canopy generally thirteen (13) feet or higher so that trees do not obscure commercial signage and storefront windows or conflict with truck access. Lower branching heights may be appropriate in plazas and paseos. To maintain long-term health, street trees located in tree grates and/or within paved areas should be planted in a structural soil medium that extends from the street curb to the full width of the adjacent property line or, if narrower, the extent of the mature canopy; this larger growing area improves a tree s stability and lifespan by ensuring that its roots are properly aerated and have room to grow. Accent Planting Accent planting should be drought tolerant and require minimal, if any, irrigation once established, though ornamentals with higher water demands may be used for visual impact in key areas. The Master Streetscape Plan should include standards for accent planting so that accent species are aesthetically and environmentally compatible with adjacent street trees and planned irrigation systems for the district. Street Elements & Furnishings Many elements contribute to the character of the streetscape, including paving, light fixtures, and street furnishings such as benches, news racks, trash receptacles, planters, and banners. The Master Streetscape Plan should identify the specific fixtures, furnishings, and paving that shall be used within the public rightof-way, and their appropriate location and spacing. In particular, specifications should be provided for the following elements: water features, public art, paving materials (including color and texture), benches and seating areas, transit facilities, wayfinding signage, news racks, tree grates, trash receptacles, bollards, bicycle racks, and light standards and fixtures. The Master Streetscape Plan should recognize that the various portions of the streetscape may be developed over a span of many years, and so care should be taken to specify products or styles of products that are likely to be continuously available as the District develops. The following element-specific guidelines are provided as a foundation for the Master Streetscape Plan: Water Features In order to conserve water, water features should be designed to use minimal amounts of water to maximum affect. For instance features with simple dripping, brimming or riffling water can be quite effective. Large flat bodies of water or water features that utilize spray or mist-type fountain jets that lose water to evaporation and suffer wind-carry are discouraged. Re-circulating water shall be used for all water feature elements. Interactive features that are flush with the ground plane and Public Art can be turned on during hours of active pedestrian use and turned off during other hours are encouraged. Public art should be placed near street corners, in plazas, and in medians. Interactive art is encouraged; examples include pieces that either invite user participation or provide sensory stimulation through touch, movement, or sound. Local artists and themes should be highlighted to emphasize the unique cultural assets of San Marcos and northern San Diego County. Public art may consist of both permanent and temporary installations.

3 Community Design 6-17 Paving Decorative paving materials, patterns, textures, and colors should be used to highlight important pedestrian zones, such as gateways and other important street intersections. Concrete that is stamped or formed to simulate another material (e.g. stone or brick) is discouraged. Stone accent paving should use a regionally quarried stone to reinforce visual connections to the surrounding natural context. All surfaces should be accessible and slip resistant. Benches, Planters, & Other Seating Benches and other forms of seating should be provided throughout areas with ground-level commercial frontages. Permanent above-ground planters should serve as seating walls by being designed with seat-like heights and widths. Planters and other seating walls should be designed using local stone and other materials that establish a connection with the creek. Individual, movable seats are preferable to fixed seating in plaza spaces provided that a local organization is available to secure the seats at night. Decorative paving should highlight key pedestrian zones. Advertising-supported shelters should only be considered if the design and quality is consistent with the District. Transit Stops and Shelters All transit stops should be prominently signed and all pertinent route and schedule information, including major connecting services, should be posted. Transit shelters should be provided at heavily used transit stops; all other stops should provide seating. Permanent above-ground planters should also serve as seating. Attractive wayfinding signage should be used to help occasional visitors navigate the District.

4 6-18 Community Design Transit shelters should be designed to provide protection from sun, wind, and rain; additional amenities, such as realtime arrival information, nighttime lighting, and trash receptacles, should be provided. Advertising-supported shelters should only be considered if the design and quality of the shelters is consistent with the overall Master Streetscape Plan. Consolidated newspaper racks are encouraged to avoid visual clutter. Tree grates that can accomodate tree guards and electrical fixtures for holiday lighting should be used as appropriate. Wayfinding Signage An attractive wayfinding signage system should be developed for the District to serve the needs of out-of-town visitors. Wayfinding signage should identify key destinations and facilities, e.g., public parking structures, parks and open space areas, transit routes and stops, etc.; comprehensive business directories, such as those typically found in private malls, are discouraged. Newspaper Racks Consolidated newspaper racks are encouraged to reduce the physical and visual clutter of individual newspaper boxes. Newspaper racks should be co-located, when possible, with transit stops to provide an amenity to transit riders. Tree Grates Tree grates should be used in all tree wells that are surrounded by paving, unless the wells are specifically designed for accent planting. Tree grates should be cast iron and placed in metal frames set into poured-in-place concrete. Bollards should be used to demarcate and protect pedestrian areas. Single-loop, in-ground-mounted bicycle racks should be used throughout the District.

5 Community Design 6-19 Grates that allow for integrated tree guards, decorative uplighting, or auxiliary power (for special events, holiday lighting, or maintenance) should be used as appropriate. Trash Receptacles Trash receptacles should be located regularly at intersections, near major building entrances, and adjacent to outdoor seating areas. Each receptacle should accommodate recycling, prevent wind Bollards and rain from entering the container, facilitate side access to the liner, and have the option of being anchored to the pavement. Bollards should be used to prevent vehicles from entering pedestrian zones, such as at the entrances to paseos and on sidewalks at street corners. Bollard placement and design should be coordinated with emergency vehicle access; in certain locations, removable bollards may be appropriate to balance pedestrian protection with emergency access. Bicycle Parking Single-loop-style designs placed individually or in a series are recommended over long bicycle racks. While circular tube racks are encouraged, they should be in-ground-mounted and highly resistant to cutting and other forms of vandalism. On-street bicycle parking should be distributed throughout the commercial areas of the district and placed conveniently near building entrances without obstructing pedestrian movement. Uniquely designed bicycle racks can act as sculptural as well as functional landscape elements. If demand warrants, additional bicycle parking areas may be created by replacing one or more on-street parking spaces; on-street bicycle parking areas should be clearly demarcated and protected through the use of bollards and distinctive paving. Street Lights Street lighting should be used to create a unifying scheme of illumination throughout the Creekside District and to ensure that public safety and security criteria are met while adjacent properties are protected from undesirable light spillage or unnecessary lighting of the night sky. A single consistent style and size of fixture should be used along a given street. Light fixtures should be cut-off type fixtures that focus light down toward the ground and shield the lamp from surrounding areas not intended to be illuminated. Levels of illumination should be responsive to the type and level of anticipated activity, without over illuminating the area (i.e., bright, uniform lighting of all public right-of-ways is not desirable). Higher lighting levels should be provided in areas where there is potential for conflict between pedestrians and vehicles, such as intersections and crosswalks, and where there is a great deal of nighttime activity. Thus, as the primary commercial shopping street, Main Street, should have higher levels of illumination than side streets that are more residential in character and have lower levels of nighttime activity. Color-balanced lights that do not cast a tinted light are preferred. Street lights should have cut-off fixtures to protect neighboring properties and the night sky.

6 6-20 Community Design Curb extensions slow traffic, reduce pedestrian crossing distances and expand the pedestrian realm. Decorative paving materials increase the visibility of pedestrian crossings Streetscape Design Vehicular Zone In order to create a comfortable and safe pedestrian environment, the locations at which pedestrians and vehicles come into potential conflict must be carefully designed to balance the flow of vehicular traffic with the protection of pedestrians. These locations are primarily intersections, but can also occur at mid-block locations. Traffic-calming devices such as traffic circles, curb extensions, and enhanced crosswalks are recommended throughout the District (see discussion in Section 5.5 Pedestrian and Bicycle Circulation), especially along Main Street where creating a free flow of pedestrian traffic and slowing vehicular traffic will work together to enhance the commercial environment. The following design guidelines address specific design elements within the vehicular zone, and these issues should be further addressed, as appropriate, in the proposed Master Streetscape Plan: Curb Extensions Curb extensions often called bulb-outs or neckdowns should be designed into all intersections in order to reduce the crossing distance for pedestrians and to slow traffic speeds. Curb extensions should also be installed wherever mid-block crosswalks are provided. Curb extensions can also be used independently of pedestrian crossings as traffic calming chokers. In addition to slowing traffic, curb extensions increase the space available for pedestrian amenities, such as planting, water features, and street furniture. Crosswalks Decorative crosswalks that signify the importance of the pedestrian zone are encouraged. Paving materials, colors and textures can be used to delineate the crosswalk area, though all crosswalk materials shall be durable and safe for pedestrian use. Special lighting either flashing pavement markings or overhead fixtures focused upon the crosswalk can be used to further enhance pedestrian visibility during evening hours. In areas with particularly heavy pedestrian travel, mid-block crossings should be considered. Raised crosswalks and intersections, which bring the roadway to the sidewalk level, should be considered where there is a desire to further slow traffic, as these elements also act as speed humps. Traffic Circles Traffic circles are the smaller-scale cousins of the larger roundabouts that are planned for McMahr Road and Via Vera Cruz. Unlike roundabouts, traffic circles are designed for the intersections of streets with lower traffic volumes and can fit within a standard intersection right-of-way (i.e. wider lane and median configurations are not needed). Traffic circles slow traffic by horizontally deflecting traffic forcing traffic to turn from a straight line and they can be used with or without stop signs. As with roundabouts, traffic circles present the opportunity for additional landscaping, though the traffic circles need to be carefully designed to ensure adequate turning radii for emergency vehicles (i.e. long fire trucks). Turn Lanes Unless absolutely necessary to accommodate the safe flow of vehicular traffic, turn lanes are generally discouraged because they increase the width of the pedestrian crossing and create more potential for pedestrian/vehicle conflict. Transit Slabs A slab of thicker or denser paving should be used at transit stops, because normal asphalt paving tends to deform under the pressure of frequently stopping buses. Using a pavement that is distinct from that used for the travel and parking lanes may also discourage illegal stopping in front of transit stops.

7 Community Design Private Area Design Guidelines Commercial and Mixed Use Development Overall Character & Design Principles The effect of the District s existing predominantly strip commercial development pattern on the physical environment is one of fragmentation caused by driveways and parking lots, an excessive array of signs competing for the driver s eye, and predominantly single-story structures that are not in scale with the street. The development standards and design guidelines for the private realm focus on promoting private development that will result in an attractive, vibrant and pedestrian-oriented commercial mixed-use district. Key physical changes promoted by the Plan include: Construction of attractive, well-designed buildings that establish a distinctive, high-quality character for the District; Creation of a denser, more compact pattern of development that mixes uses vertically, positively defines the public realm, and supports a vibrant, walkable commercial mixed-use district; Reduction in the use of surface parking lots and the relocation of off-street parking into parking structures and behind buildings; and Creation of safe, attractive and generously proportioned private and semi-public open space that complements the public streetscape and promotes an active pedestrian environment. Site Planning New development should contribute to the creation of a coherent, well-defined and active public realm that supports pedestrian activity and social interaction and to the creation of a well-organized and functional private realm that supports the needs of tenant businesses. New development also should contribute to a visually and functionally integrated pattern of development that reads as a consistent and attractive whole. Thus, the general building forms and functions and how they are organized on the site and in relation to surrounding development have as much to do with the area s character and function as a building s aesthetic characteristics. Building Orientation An important element in the creation of a dynamic, pedestrianoriented retail district is establishing and supporting the civic life of the street. Rather than having buildings oriented to parking lots, as now occurs, all buildings will directly address the public street. Rather than dispersing public activities between individual parking lots and storefronts, locating building entrances on the primary street ensures that pedestrian activity is focused on the public streetscape along which numerous businesses reside. Having building entries and windows front on the street creates a complementary and dynamic tension between the public and private realms that is essential to a successful retail district. Buildings shall be sited to positively define the public street and open space network, with façades aligned parallel to adjoining street and open space frontages. Buildings located on corner lots should site primary building entrances at the corner to establish an orientation to both the primary and secondary street frontages and symbolically acknowledge the importance of the intersection. Buildings located adjacent to both public open space amenities (e.g., plazas, parks, and the Creekside Promenade) and public streets should be designed with a dual orientation so that they provide access and a public face to both the primary street frontage and to the public open space. Buildings should be sited at the property lines to create a continuous building street wall.